Game Changer for Founders: SEBI ESOP Reform Injects Entrepreneurial Incentives into IPO Path
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Game Changer for Founders: SEBI ESOP Reform Injects Entrepreneurial Incentives into IPO Path

Introduction: A Regulatory Breakthrough for Indian Founders

In a landmark reform poised to reshape India’s startup ecosystem, the Securities and Exchange Board of India (SEBI) has introduced a new regulation that empowers startup founders to retain and exercise Employee Stock Ownership Plans (ESOPs) even after their companies go public.

Until now, Indian capital markets treated startup founders and traditional promoters the same, prohibiting both from holding ESOPs post-IPO. This rigid rule overlooked the realities of startup growth — low founder salaries, high dilution, and reliance on ESOPs for long-term motivation.

SEBI’s reform — announced on June 18, 2025 — bridges that gap. For the first time, founders can exercise or retain ESOPs post-listing, provided the grants were made at least one year before filing the Draft Red Herring Prospectus (DRHP) and disclosed transparently.

The implications? Massive. Not only does this address long-standing concerns about misaligned incentives, but it also injects a fresh wave of optimism and fairness into India’s IPO landscape.

Understanding the SEBI ESOP Reform: What Has Changed?

The Securities and Exchange Board of India (SEBI) has fundamentally altered how Employee Stock Ownership Plans (ESOPs) apply to startup founders — especially those designated as promoters — during and after the Initial Public Offering (IPO) process.

This reform is not just a technical rule change; it is a structural shift in how India views and supports its startup founders during their transition to public markets. Let’s break down exactly what has changed.

The Old Rule: No ESOPs for Promoters Post-IPO

Under the old SEBI framework:

  1. Promoters were prohibited from receiving or exercising ESOPs after their company was listed.

  2. This rule treated startup founders the same as traditional business promoters, ignoring the fact that startup founders often:

    1. Draw minimal salaries

    2. Rely on ESOPs as deferred compensation

    3. Endure heavy equity dilution over multiple fundraising rounds

  3. Founders had to either restructure their equity plans or forgo ESOP benefits, just to stay compliant before filing for an IPO.

  4. This created friction between regulatory compliance and entrepreneurial incentive, often discouraging startups from going public altogether.

The New Rule: Founders Can Retain ESOPs Post-Listing

In June 2025, SEBI announced a pivotal update:

Startup founders can now hold or exercise ESOPs even after the company is listed, provided certain conditions are met.

Here’s what the new rule allows:

 

Key Element

New Provision

ESOP Eligibility

Founders labeled as promoters can now retain and exercise ESOPs post-IPO

Grant Condition

ESOPs must have been granted at least 1 year before filing the Draft Red Herring Prospectus (DRHP)

Transparency Requirement

The details of such ESOP grants must be fully disclosed in the DRHP

Continued Compliance

Standard ESOP guidelines under SEBI (SBEB & SE) Regulations continue to apply

 

Why the One-Year Rule?

SEBI has introduced a 12-month cooling-off period between the grant of ESOPs and the DRHP filing to:

  1. Prevent last-minute ESOP allocations purely for IPO-driven gains

  2. Maintain corporate governance standards

  3. Ensure that the stock options reflect genuine long-term incentives and not short-term windfalls

This is a pro-investor move, ensuring founders have “skin in the game” well before the IPO.

What the Reform Does NOT Change

While this is a significant reform, some things remain the same:

  1. Other employees and non-promoter executives continue to follow existing ESOP frameworks.

  2. All ESOP grants, including those to founders, must still comply with:

    1. SEBI (Share Based Employee Benefits and Sweat Equity) Regulations, 2021

    2. Company’s internal compensation policies

    3. Board and shareholder approvals

The reform is focused and precise, aimed at resolving a specific pain point without overhauling the entire ESOP regime.

Why This Reform Matters: Key Benefits for Startup Founders

Let’s explore the key benefits and why this change is being hailed as a game changer by India’s tech and investor communities.

1. Aligns with the Realities of Startup Building

Startup founders:

  1. Draw minimal or no salaries for years.

  2. Endure significant dilution through multiple funding rounds.

  3. Rely heavily on ESOPs as a form of deferred compensation and long-term incentive.

Under the earlier regime, these founders were denied the right to hold ESOPs post-listing if labeled as promoters — effectively stripping them of a key financial motivator just when public listing milestones were achieved.

With the reform:
Founders can now enjoy equity-linked compensation even after IPO, recognizing the sweat equity they’ve put in for years.

2. Encourages Long-Term Thinking and Stability

Bringing a company to IPO is a massive achievement — but managing a public company requires even greater commitment.

This reform allows founders to:

  1. Stay financially incentivized beyond the IPO.

  2. Align their personal success with long-term company performance.

  3. Avoid quick exits that could destabilize the leadership team.

Incentivized leadership = sustained innovation + better shareholder value.

3. Simplifies Cap Table Structuring Before IPO

Earlier, founders had to jump through hoops to retain ownership without violating SEBI’s promoter ESOP restriction, such as:

  1. Issuing stock through third-party trusts.

  2. Designing alternative compensation models (e.g., phantom stock).

  3. Altering designation to avoid being classified as a "promoter."

These workaround strategies increased legal complexity and compliance risk.

Now:
Founders and their boards can plan equity structures with clarity and compliance, resulting in:

  1. Transparent DRHP filings.

  2. Cleaner cap tables.

  3. Better investor confidence.

4. Strengthens Founder Morale and Retention

Founders often dedicate a decade or more to building their companies from scratch. Yet the psychological blow of losing ESOP rights at IPO was a demoralizing precedent in Indian markets.

SEBI’s decision restores:

  1. Founder morale by preserving rewards they’ve rightfully earned.

  2. A sense of emotional ownership during the critical post-listing phase.

  3. Incentives to stay longer and lead stronger — which benefits public shareholders too.

5. Improves Talent Alignment Across Growth Stages

Startups transition from:

  1. Early product development →

  2. Growth scaling →

  3. Pre-IPO preparations →

  4. Listed company dynamics.

This reform allows consistent equity alignment across all these stages, particularly for founder-promoters, which:

  1. Reinforces commitment.

  2. Reduces leadership churn post-listing.

  3. Helps boards maintain operational continuity.

This continuity is especially vital for tech startups where the founding team’s vision and leadership style are tightly integrated with company success.

6. Brings India Closer to Global Best Practices

Globally, startup founders listed on NASDAQ, LSE, or SGX routinely hold stock options post-IPO. India’s earlier stance — treating startup founders like old-school industrialists — was out of sync with international norms.

This reform:

  1. Bridges that gap.

  2. Sends a clear message: India is ready to support global-scale startups.

  3. Makes Indian IPOs more competitive and attractive in a global funding environment.

7. Incentivizes More Startups to Go Public

For many high-growth Indian startups, the fear of losing founder incentives post-IPO acted as a deterrent to listing.

SEBI’s reform:

  1. Encourages earlier IPO decisions.

  2. Unlocks better exit opportunities for VCs and early investors.

  3. Enhances depth and diversity in India’s public markets.

8. Promotes Transparency and Good Governance

By requiring:

  1. A one-year cooling-off period between ESOP grant and DRHP filing.

  2. Full disclosure of ESOPs in the DRHP.

SEBI has built in strong governance measures that:

  1. Prevent last-minute opportunistic ESOP allocations.

  2. Protect public market investors from valuation surprises.

  3. Ensure only genuinely committed founders benefit from this rule.

9. Supports Founder Well-being and Wealth Creation

Let’s not ignore the personal toll:

  1. Founders typically mortgage assets, invest savings, and take emotional and physical risks while building.

  2. They endure delayed gratification as they reinvest earnings back into the business.

This reform:

  1. Validates that commitment.

  2. Offers a fair shot at wealth creation through equity ownership, just like other stakeholders.

It’s not just a financial benefit — it’s an acknowledgment of the founder’s journey.

Stakeholder Reactions: Industry Voices Applaud the Move

SEBI’s ESOP reform has sent ripples of optimism through India’s startup ecosystem. From founders and venture capitalists to policy experts and equity management professionals, the response has been overwhelmingly positive.

Let’s explore what key stakeholders are saying — and why this reform is being hailed as a historic win for startup India.

Founders: Finally, Recognition of Long-Term Commitment

Startup founders have welcomed the reform with open arms, describing it as long overdue. For years, they have operated in a regulatory environment that offered little flexibility once their companies reached IPO stage. Now, with SEBI’s move:

“This is a good move — it allows promoters and founders to be incentivized for the long term.”
— Mayank Kumar, Co-founder of BorderPlus and upGrad

This statement encapsulates the relief felt by founders who have:

  1. Worked on low salaries

  2. Faced multiple dilutions

  3. Navigated cap table complexities

  4. And still pushed their ventures toward the public market

The reform means founders can now continue benefiting from the value they create, well beyond the listing event.

Investors and Venture Capitalists: Incentives Now Aligned with Execution

Venture capitalists have consistently highlighted the disconnect between public market compliance and startup operating models. SEBI’s announcement finally bridges that divide.

“Founders sacrifice a lot during the building phase... This relaxation allows them to participate further in value creation beyond the listing timeline.”
— Vinod Murali, Co-founder & Managing Partner, Alteria Capital

VCs see this as a move that:

  1. Promotes continuity in leadership

  2. Boosts post-IPO performance

  3. Enhances investor confidence in founder-led execution

Well-aligned incentives are vital for delivering consistent returns to public shareholders — and this rule nails that alignment.

Policy Experts: A Pro-Startup Regulatory Mindset

For policy think tanks and startup advocacy forums, the reform is more than a procedural tweak. It signals a shift in India’s regulatory posture, one that finally understands and supports new-age companies.

“This is a big relief to founders of new-age companies… It will enable them to avail skin-in-the-game benefits and align their interests with other shareholders.”
— Startup Policy Forum

Experts also appreciate the cooling-off period of one year, which acts as a built-in safeguard against regulatory misuse. The combination of flexibility and control reflects a mature policy outlook.

Equity Management Professionals: Simplification with Strong Governance

Companies like Qapita, which help startups manage equity and ESOP workflows, have also weighed in.

“For startup founders, unlike traditional promoters, the starting compensation is much lower. So it incentivizes them if this is allowed… It brings necessary nuance.”
— Ravi Ravulaparthi, CEO & Co-founder, Qapita

Ravi’s insights highlight that:

  1. ESOPs are compensation tools for founders, not just ownership perks.

  2. The ability to retain ESOPs after listing gives founders a genuine chance to realize value in liquid markets — something they’ve historically missed out on.
     

Capital Market Experts: Enhancing India’s Global Attractiveness

Capital markets analysts are calling this a globally competitive move, especially with more Indian startups eyeing public listings in 2025 and beyond.

“SEBI now allowing founders to retain ESOPs after IPO is a positive step towards making the markets more entrepreneur-friendly.”
— Kushal Bhagia, Founder, All In Capital

He further added that founders, after 7–12 years of building with little salary and heavy dilution, deserve this financial upside. Investors too benefit from motivated leadership post-IPO, reducing the risk of post-listing disengagement.

Broader Ecosystem: Morale, Momentum, and Market Confidence

Across the board, the sentiment is one of renewed confidence:

  1. Founders feel seen and supported.

  2. Boards gain clarity in ESOP structuring.

  3. Retail and institutional investors get aligned leadership post-listing.

Together, these reactions suggest that SEBI has struck the right balance — removing ambiguity, boosting morale, and safeguarding investor interests.

Regulatory Perspective: SEBI’s Strategic Intent

Behind every landmark policy lies a purpose — and SEBI’s reform on ESOPs for startup founders is no exception. Far from being a one-off relaxation, this move reflects a deliberate shift in India’s capital market philosophy, especially when it comes to nurturing innovation-driven enterprises.

Let’s examine why SEBI made this move, what it reveals about the regulator’s evolving mindset, and how it fits into India’s larger economic vision.

1. Bridging the Gap Between Old-Economy Rules and New-Age Startups

India’s legacy promoter framework was built around family-run, industrial-era businesses where promoters held large stakes and drew regular salaries. These rules:

  1. Restricted ESOPs for promoters

  2. Assumed wealth had already been accumulated

  3. Were designed to prevent insider misuse

But this framework was increasingly outdated for startups, where:

  1. Founders often draw little or no salary

  2. Ownership is heavily diluted across funding rounds

  3. ESOPs serve as deferred and performance-based compensation

SEBI recognized this structural mismatch. The reform signifies a policy modernization — one that acknowledges how differently startups operate and removes the one-size-fits-all regulatory approach.

2. Aligning Regulation with India’s Economic Goals

India is betting big on its startup economy to drive future growth, jobs, innovation, and capital formation. The government’s Startup India and Digital India initiatives are pushing more companies toward formalization and listing.

SEBI’s ESOP reform complements this mission by:

  1. Reducing listing friction for high-growth companies

  2. Strengthening entrepreneurial incentives

  3. Encouraging more startups to tap domestic capital markets

It’s a move aligned with India’s vision of becoming a $5 trillion economy, where startups are key contributors to both GDP and employment.

3. Promoting Ease of Doing Business and Regulatory Clarity

SEBI has been increasingly focused on making India’s public markets more accessible. Over the past few years, it has:

  1. Introduced Innovators Growth Platform (IGP) for startups

  2. Simplified IPO disclosure norms

  3. Digitized and de-cluttered compliance frameworks

Allowing founders to retain ESOPs post-listing is consistent with this trend. It removes ambiguity, simplifies cap table planning, and sends a strong message: “India is open for entrepreneurial business — even after IPO.”

4. Encouraging Long-Term Value Creation Post-IPO

SEBI is aware that IPOs are no longer just exit points — they are launchpads for the next phase of business growth. For public shareholders, sustained founder involvement is crucial to:

  1. Ensuring strategic continuity

  2. Maintaining innovation velocity

  3. Reducing the risk of leadership churn

By letting founders retain ESOPs after listing, SEBI ensures that they stay financially and emotionally invested, ultimately improving post-IPO governance and performance.

This is in line with global best practices in mature markets like the U.S. and U.K., where founder incentives are considered vital even after public listing.

5. Balancing Flexibility with Accountability

What sets this reform apart is how SEBI has built safeguards to prevent misuse, ensuring regulatory discipline isn’t sacrificed:

  1. The 12-month cooling-off rule before DRHP filing prevents last-minute stock option grants for short-term gain.

  2. Mandatory DRHP disclosures introduce transparency and protect investor interests.

  3. Continued compliance with SEBI’s SBEB & SE Regulations, 2021 ensures that ESOP frameworks remain well-governed.

This shows that SEBI is not compromising on accountability — it is simply evolving to reflect the needs of a dynamic market.

6. Responding to Market Signals and Stakeholder Feedback

Over the last few years, SEBI has increasingly engaged with:

  1. Startup founders and boards

  2. Investor groups and VCs

  3. Policy forums and think tanks

  4. Equity management platforms

The ESOP reform is a direct outcome of that feedback loop. It signals that SEBI:

  1. Listens to its stakeholders

  2. Understands the challenges of startups

  3. Is willing to act when there is alignment on long-term benefits

It’s a testament to responsive and participatory policymaking, rare in many regulatory systems.

7. Enhancing India’s Reputation as a Startup-Friendly Capital Market

By introducing this forward-thinking reform, SEBI is setting a precedent in Asia and beyond.

It positions India as:

  1. A jurisdiction that rewards innovation

  2. A capital market that values founders’ contributions

  3. A regulatory environment that combines growth with governance

This helps attract:

  1. Global venture capital

  2. Foreign institutional investors (FIIs)

  3. And encourages Indian startups to list domestically, instead of seeking foreign exchanges like NASDAQ

What Are the Conditions? – A Closer Look

To ensure the rule is not misused, SEBI has included the following safeguards:

Condition

Explanation

12-Month Gap

ESOPs must be granted at least one year before DRHP filing

Promoter Designation

Applies only to founders officially designated as promoters

DRHP Disclosure

Full disclosure of ESOP terms and quantity in the DRHP

Public Listing Compliance

All regular ESOP disclosure norms must still be met

 

These guardrails strike the right balance between flexibility and compliance.

Impact on the IPO Ecosystem: A Catalyst for Growth

SEBI’s ESOP reform doesn’t just benefit individual founders — it transforms the startup IPO ecosystem at large. By correcting a long-standing structural flaw, the regulator has opened the door to a healthier, founder-aligned, and more dynamic public market environment in India.

Let’s examine how this reform is likely to shape the future of Indian IPOs across multiple dimensions — from startup behavior to market maturity and investor sentiment.

1. Encourages More Startups to Go Public

Historically, many Indian startups delayed or avoided IPOs altogether due to:

  1. The fear of losing equity-linked incentives post-listing.

  2. Uncertainty about regulatory compliance around cap table structuring.

  3. Challenges aligning ESOPs with promoter status.

Now, with SEBI’s reform in place:

  1. Founders no longer face a penalty for listing.

  2. ESOPs can remain a key component of their compensation and motivation strategy.

  3. Companies can plan their IPOs more confidently and transparently.

Outcome: Expect more high-growth startups to take the IPO route sooner, deepening India’s capital markets.

2. Streamlines Cap Table Restructuring Ahead of Listing

Earlier:

  1. Startups had to redesign equity structures, create ESOP trusts, or alter shareholding to avoid conflicts with SEBI rules.

  2. This added compliance costs, legal complexity, and timeline delays to the IPO journey.

Now:

  1. Companies can maintain cleaner cap tables with transparent ESOP allocations to founders.

  2. DRHP disclosures make the process more investor-friendly and governance-aligned.

Outcome: Smoother DRHP filings, reduced legal friction, and faster IPO preparedness.

3. Retains Founders Post-IPO: A Key Success Factor

In the global startup ecosystem, founder continuity post-listing is strongly correlated with long-term company performance. However, in India, founders previously had fewer reasons to stick around after IPOs, especially once ESOPs were restricted.

This led to:

  1. Leadership churn right after listing.

  2. Execution gaps during the crucial post-IPO growth phase.

With the ESOP reform:

  1. Founders stay financially and emotionally invested in the company.

  2. Boards and shareholders gain greater continuity and predictability.

  3. The risk of value erosion from sudden exits is reduced.

Outcome: Stronger post-IPO execution, better investor confidence, and increased long-term shareholder value.

4. Builds a More Competitive and Investor-Friendly Market

Public market investors — especially retail and mutual funds — value:

  1. Aligned incentives between management and shareholders

  2. Transparent ownership and compensation structures

  3. Strategic stability after the IPO

SEBI’s reform delivers all of the above, helping:

  1. Strengthen investor faith in founder-led companies

  2. Ensure that public markets are seen as viable funding avenues, not just exit paths

  3. Boost market maturity by setting long-term performance as the north star

Outcome: Greater retail participation and stronger institutional interest in tech-led IPOs.

5. Boosts India’s Position as a Global IPO Destination

SEBI’s reform brings India’s ESOP policies closer to international norms followed by:

  1. NASDAQ and NYSE in the U.S.

  2. London Stock Exchange (AIM) in the U.K.

  3. SGX in Singapore

This is particularly important as more Indian startups:

  1. Explore dual listings

  2. Attract global VC and PE investments

  3. Aspire to scale across international markets

Now, Indian exchanges can offer:

  1. Regulatory parity

  2. Founder-aligned incentives

  3. A credible public capital exit framework

Outcome: Fewer startups will feel the need to list abroad — strengthening domestic financial markets.

6. Supports Market Timing and IPO Pipeline Momentum

In 2024:

  1. 13 startups went public, raising over ₹29,000 crore.

  2. 25+ more were exploring listing, though some paused due to market volatility.

With SEBI’s reform:

  1. The economic case for going public strengthens.

  2. Even if timing is tricky, founders can now plan better — knowing their incentives remain intact.

  3. Delayed IPOs can resume without reworking ESOP grants or cap tables.

Outcome: A more resilient IPO pipeline, especially as macro conditions improve in late 2025 and beyond.

7. Reinforces Good Governance with Founder Incentivization

The reform ensures:

  1. Disclosure of ESOPs in DRHP filings

  2. A minimum 12-month grant window before filing

  3. Continued compliance with SBEB & SE Regulations

This sends a clear message:

India’s capital markets are pro-innovation, but not at the cost of transparency.

Outcome: A regulatory environment that combines flexibility, fairness, and accountability.

Case Study: Why This Matters — Hypothetical Example

Imagine a founder of a startup like “TechNova,” who:

  1. Has built the company for 10 years

  2. Draws only ₹25,000/month as salary

  3. Owns just 5% due to multiple fundraising rounds

  4. Is planning to list on the NSE

Under old rules, if TechNova goes public:

  1. The founder would be disqualified from ESOPs

  2. They’d receive no further equity participation

Under the new rule:

  1. The founder retains ESOPs granted a year before DRHP

  2. They can monetize post-IPO performance

  3. They stay motivated to lead the company into its next decade

This is a paradigm shift for startup founders.

Comparison with Global Markets

Let’s put things into a global context:

Country

Post-IPO ESOPs for Founders?

Regulatory Stance

USA (NASDAQ)

Yes

Common practice; part of compensation strategy

UK (LSE AIM)

Yes

Encouraged for growth companies

Singapore (SGX)

Yes

Allowed with disclosures

India (pre-reform)

No

Previously prohibited for promoters

India (post-reform)

Yes

Allowed with conditions (1-year pre-DRHP grant)

 

With this move, India aligns itself with global best practices, making it a more attractive destination for high-growth tech startups.

ESOP Buyback Trends Signal Maturity

One of the clearest signs of a maturing startup ecosystem is how companies treat employee stock options — not just as a perk, but as a real, liquid reward for value creation. In India, the ESOP landscape has evolved significantly in recent years, and the latest SEBI reform complements that trajectory.

The increasing frequency and sophistication of ESOP buyback programs are proof that startups are no longer waiting until IPOs to deliver returns to employees and founders. Instead, they are using structured liquidity events to reward, retain, and reinvest in their teams.

Buybacks Are Becoming Commonplace

According to data from Qapita (a leading equity management platform):

  1. In 2024, 26 startups announced ESOP buyback programs — up from 19 in 2023.

  2. While the total payout value dropped to $252 million, this was a correction from the $825 million recorded in 2023 (skewed heavily by Flipkart’s mega buyback).

  3. The trend clearly indicates increased adoption of buybacks as part of employee compensation and retention strategy.

This marks a shift from:

  1. Early-stage mindset (where ESOPs are viewed as distant future gains)

    To:

  2. Growth-stage and pre-IPO mindset (where ESOPs are actively monetized as a business tool)

What Do These Buybacks Represent?

ESOP buybacks are no longer rare events. They reflect:

  1. Maturity of Private Markets
    Startups are creating internal liquidity cycles before reaching IPO, reducing employee turnover and enhancing morale.

  2. Investor Support
    Buybacks are often backed by secondary funding rounds or internal reserves, showing strong investor faith in the company’s fundamentals.

  3. Governance Readiness
    Conducting structured buybacks requires clear equity records, pricing policies, and board oversight — all signs of governance discipline.

  4. Talent Strategy
    Companies use buybacks to:

    1. Retain top performers

    2. Recruit experienced leadership

    3. Show commitment to long-term employee wealth creation

Linking Buyback Momentum with SEBI’s ESOP Reform

SEBI’s decision to allow promoters (founders) to hold ESOPs post-IPO fits seamlessly into this rising culture of structured equity management.

Here's how they align:

Buyback Trend

SEBI Reform Synergy

Startups normalizing ESOP liquidity pre-IPO

SEBI facilitates ESOPs post-IPO for founders

Employees monetizing stock options

Founders now retain their equity upside too

Maturing approach to cap table management

Greater clarity and transparency through DRHP disclosures

Leadership retention through equity

Founders now incentivized to stay beyond listing

 

This dual momentum — internal (buybacks) and external (regulatory reform) — suggests that India’s equity markets are entering a new era of sophistication.

Industry Voices on ESOP Buyback Culture

“Buybacks are no longer vanity events. They’re part of a broader founder and talent retention strategy. With SEBI’s rule, even founders now get to share in this liquidity cycle post-listing.”
— Equity Advisor, VC-backed Startup

“We’ve seen employees value ESOPs more once they see real money from buybacks. Founder participation adds credibility to the whole system.”
— HR Head, Late-Stage Fintech Startup

These statements underscore the psychological and structural impact of treating ESOPs as real rewards, not empty promises.

The New Equity Lifecycle in Indian Startups

Traditionally, equity in Indian startups followed this basic path:

Grant ESOPs → Wait till IPO → Cash Out (if lucky)

Now, the flow is evolving into:

Grant ESOPs → Periodic Buybacks → Continued Value Post-IPO (via SEBI’s reform)

This modern lifecycle:

  1. Reduces dependency on IPOs as the sole liquidity event

  2. Enhances predictability for employees and founders

  3. Strengthens trust in stock-based compensation

Case in Point: The 2023–24 Buyback Momentum

Some notable buyback programs in 2023–24 included:

  1. Razorpay, Swiggy, and Zerodha offered multi-million-dollar ESOP buybacks

  2. Lenskart and Groww extended participation to even junior-level employees

  3. A mix of secondary and funded buybacks showed flexible strategies

This proves that startups are ready to:

  1. Share the wealth

  2. Play the long game

  3. Prepare for public markets with maturity

And with SEBI’s post-IPO ESOP allowance, founders can now lead by example — staying invested long after the ticker tape settles.

Challenges and Criticisms: Is It All Good News?

While SEBI’s ESOP reform has been widely applauded as a long-overdue and founder-friendly move, no policy is without its caveats, challenges, or unintended consequences.

Let’s explore the limitations, criticisms, and grey areas that industry observers, legal experts, and founders have pointed out.

1. Not Applicable Retroactively

Issue:
One of the biggest limitations of the reform is that it is not retroactive.

  1. Founders who received ESOP grants within 12 months prior to filing the Draft Red Herring Prospectus (DRHP) will not be eligible to retain or exercise those options post-IPO.

  2. This affects startups already in the late stages of IPO planning in 2024–2025, who may have granted ESOPs without anticipating this rule.

Impact:
Founders close to IPO filing are now stuck — either having to:

  1. Wait longer to meet the 12-month requirement, or

  2. Forego their ESOPs altogether

Criticism:
Stakeholders argue that a one-time grandfathering provision for existing companies could have softened this impact.

2. The One-Year Cooling-Off Period: Practical or Painful?

Issue:
While the 12-month holding period before DRHP filing ensures the rule isn't misused, some founders argue it may be too restrictive.

  1. Startups operate in rapidly changing markets.

  2. IPO timelines often shift due to economic or geopolitical conditions.

What if:

  1. ESOPs were granted 11 months ago, but IPO plans had to accelerate?

  2. Market conditions forced a quicker DRHP filing?

Impact:
The rigid timeline may force some founders to choose between:

  1. Postponing IPOs (risking market timing), or

  2. Losing ESOP benefits

Criticism:
Some suggest a sliding scale or tiered approach to eligibility instead of a fixed one-year rule.

3. Limited to ‘Promoter’ Designation — What About Co-Founders and CXOs?

Issue:
The reform applies specifically to founders designated as “promoters”. But in many modern startups:

  1. The founding team includes multiple people, not all of whom are classified as promoters.

  2. Key CXOs (e.g., CTOs, CFOs) who join early often receive significant ESOPs.

Impact:
These individuals still face the same post-IPO ESOP restrictions as before — potentially leading to inequity within leadership teams.

Criticism:
A more nuanced classification — such as “early management equity holders” — may be needed in the future.

4. Potential for Misinterpretation and Ambiguity

Issue:
Despite its good intentions, the reform introduces new grey areas, such as:

  1. How to define "grant" — is it the date of board approval, vesting, or acceptance by the founder?

  2. What if an ESOP plan was revised or re-priced close to IPO?

  3. Will DRHP disclosures be uniformly enforced by merchant bankers?

Impact:
This can lead to compliance risks or legal confusion, particularly in companies without robust equity management systems.

Criticism:
SEBI may need to issue implementation guidelines or FAQs to eliminate ambiguity and reduce litigation risk.

5. Possibility of ESOP Misuse or Window Dressing

Issue:
There’s a risk — however small — that some companies may:

  1. Use strategically timed ESOP grants to promoters under the guise of performance incentives.

  2. Dress up the DRHP disclosures to make such grants appear aligned with long-term value, even if they’re not.

Impact:
Such actions could:

  1. Undermine investor trust

  2. Attract regulatory scrutiny

  3. Harm the startup ecosystem’s credibility

Criticism:
Stronger auditing, board oversight, and penalty mechanisms are necessary to ensure the rule is not gamed.

6. Potential Market Perception Risk

Issue:
While many investors support founder retention, some public market analysts and retail investors may view the reform skeptically.

  1. There’s a risk of misinterpretation that founders are rewarding themselves excessively.

  2. ESOP disclosures in DRHPs could become public relations flashpoints during IPO marketing.

Impact:
Companies will need to manage:

  1. Clear investor communication

  2. Transparent disclosures

  3. Possibly even media narratives around founder compensation

Criticism:
Investor education and better storytelling around ESOPs will be essential to ensure positive market sentiment.

7. Reform Doesn’t Address Deeper Structural Issues

Issue:
Some stakeholders argue that while the reform is welcome, it still doesn’t fix:

  1. High taxation on ESOPs at exercise

  2. Lack of secondary markets for ESOP liquidity pre-IPO

  3. Ambiguities around buyback pricing and valuation

Impact:
Unless paired with tax reforms and liquidity mechanisms, ESOPs will remain sub-optimal as compensation tools, especially for early-stage employees.

Criticism:
A more holistic ESOP reform package may be needed — including coordination with CBDT and Ministry of Corporate Affairs.

Conclusion: A Policy That Recognizes Founders as Builders

SEBI’s ESOP reform is more than a rule change — it’s a recognition of the sweat, time, and sacrifice that startup founders pour into their ventures.

By enabling founders to continue participating in equity gains post-IPO, India is finally saying: we support our entrepreneurs not just in their struggle to build, but in their success too.

This reform:

  1. Brings fairness to the capital markets

  2. Aligns founders’ incentives with long-term company growth

  3. And puts India on a global footing in startup-friendly regulations

It is, in every sense of the word, a game changer.

Madras HC: Mother Cannot Cancel Gift Deed Executed by Father, and Vice‑Versa – Detailed Legal Analysis
Documentation

Madras HC: Mother Cannot Cancel Gift Deed Executed by Father, and Vice‑Versa – Detailed Legal Analysis

Introduction

In a landmark judgment, the Madras High Court has clarified an important aspect of property law related to the cancellation of gift deeds under the Maintenance and Welfare of Parents and Senior Citizens Act, 2007 (MWPSC Act). Justice N. Anand Venkatesh has held that a gift deed can only be cancelled by the original donor if there was an explicit condition in the deed requiring the donee (usually the children) to take care of the donor (parents).

This ruling not only upholds the principles of ownership and legal autonomy but also clarifies that one parent (mother or father) cannot cancel a gift deed executed solely by the other. This decision provides much-needed clarity in disputes involving aged parents and children, particularly those concerning maintenance and emotional neglect.

Understanding the Background: The Case of Karuppan v. RDO Kallakurichi

The case arose when a man named Karuppan filed a writ petition challenging the decision of the Revenue Divisional Officer (RDO) of Kallakurichi. The RDO had cancelled a gift deed that was originally executed in Karuppan’s favor by his father in 1997. The cancellation request had come from Karuppan’s mother, who alleged that he had failed to take care of her after his father's death.

The gift deed, however, did not mention any condition requiring Karuppan to maintain either parent. Justice Venkatesh ruled that the RDO had acted beyond its authority and quashed the cancellation.

People Also Read: Gift Deed: All you should know.

Key Issues Addressed by the Madras High Court

1. Who Has the Right to Cancel a Gift Deed under MWPSC Act?

The Court interpreted Section 23(1) of the Maintenance and Welfare of Parents and Senior Citizens Act, 2007. The section states:

“Where any senior citizen has transferred by way of gift or otherwise, his property, subject to the condition that the transferee shall provide the basic amenities and physical needs to the transferor and such transferee refuses or fails to do so, the transfer shall be deemed to have been made by fraud or coercion.”

Justice Venkatesh emphasized that only the transferor (i.e., the person who made the gift) has the right to seek cancellation, provided:

  1. There is a specific condition in the gift deed obligating the transferee to maintain the transferor.

  2. The transferee fails to fulfill this obligation.

Hence, a third party, including a spouse of the transferor, cannot seek cancellation unless they are joint donors.

2. No Implied Obligation to Maintain

The Court rejected the interpretation made by a previous Division Bench of the Madras High Court, which had ruled that even if the gift deed did not explicitly contain a clause regarding maintenance, such a condition could be implied.

Justice Venkatesh refuted this view, stating:

“It is well settled that courts cannot rewrite a statutory provision when the words used by the legislature are plain and unambiguous.”

Therefore, unless a maintenance condition is clearly mentioned in the gift deed, the MWPSC Act cannot be invoked to cancel it.

People Also Read: Rates of Stamp Duty on Gift deed across Some Prominent Cities Of India

What is a Gift Deed?

A gift deed is a legal document that allows a person (donor) to voluntarily transfer ownership of movable or immovable property to another person (donee) without monetary consideration. Under the Transfer of Property Act, 1882, a gift deed must be:

  1. Signed by the donor

  2. Accepted by the donee

  3. Registered under the Registration Act, 1908

Once executed and registered, the gift deed becomes legally binding and generally irrevocable unless a clause provides otherwise.

People Also Read: Gift Deed In India An Overview

Applicability of Maintenance Laws to Gift Deeds

The MWPSC Act, 2007 was introduced to safeguard the interests of senior citizens. Section 23 of the Act allows a senior citizen to revoke a gift deed if the transferee fails to fulfill the maintenance obligations. However, this power is not absolute.

Court’s Clarification:

  1. Only the donor (senior citizen) can seek cancellation.

  2. The gift deed must explicitly mention the maintenance clause.

  3. Revenue authorities, like the RDO, cannot entertain cancellation requests from anyone other than the donor.

People Also Read: Madras High Court: Parents Can Revoke Gift Deeds to Children Who Neglect Them​

Other High Courts' Views

The Madras High Court is not alone in this interpretation. Courts across other Indian states have taken a consistent view in favor of requiring explicit conditions in gift deeds for invoking Section 23:

1. Andhra Pradesh and Telangana High Courts

Held that a gift deed without a specific maintenance clause cannot be cancelled under the MWPSC Act.

2. Karnataka High Court

Ruled that only the donor, and not the legal heirs or surviving spouse, has the locus standi to approach the authorities under Section 23.

3. Calcutta High Court

Reaffirmed that implied obligations cannot override the explicit language of a registered gift deed.

People Also Read: High Court Empowers Elderly: Parents Can Revoke Gift Deeds If Neglected by Children

Supreme Court’s Stand: What Does It Say?

In Urmila Devi v. Govt. of NCT of Delhi, the Supreme Court ruled in favor of protecting the autonomy of property owners. However, it did not endorse the view that an implied clause of maintenance could suffice under Section 23.

Justice Venkatesh pointed out that:

“This court has carefully gone through the Supreme Court’s decision… and is unable to find a single sentence or word which supports the theory of ‘implied condition’ propounded by the Division Bench…”

Thus, the Supreme Court supports explicit conditions as a prerequisite for invoking cancellation under the Act.

Legal Position After the Judgment

Following this judgment, the legal position in Tamil Nadu—and possibly across India due to the strong persuasive value of the reasoning—is as follows:

  1. Only the original donor can file for cancellation under Section 23 of the MWPSC Act.

  2. A clear condition in the gift deed is mandatory to invoke this clause.

  3. The mother cannot cancel a gift deed executed by the father unless she is a co-donor.

  4. Authorities like the RDO cannot act on complaints from non-donors.

  5. No implied obligation of maintenance can be read into a gift deed.

People Also Read: Wills vs. Gift Deeds: Navigating Your Estate Planning Options

Real-Life Implications of This Judgment

This ruling provides much-needed clarity for families and legal practitioners. Here’s how:

For Senior Citizens

  1. Senior citizens must include a clear clause in gift or settlement deeds regarding the duty of children to maintain them.

  2. They cannot rely on verbal promises or assumptions.

For Children

  1. Children receiving property through gift deeds must honor written conditions, if any.

  2. If no conditions are mentioned, their legal obligation may arise separately under the general provisions of the MWPSC Act, but not for cancellation of the deed.

For Legal Practitioners

  1. Ensure that clients include or exclude maintenance clauses as per their intention.

  2. Advice should be provided on the irrevocable nature of unconditional gift deeds.

For Revenue Authorities

  1. Authorities like RDOs must not act on cancellation requests that do not originate from the donor.

  2. All cancellation actions must be legally reviewed before being implemented.

People Also Read: Know Various Aspects About The Gift Deed and Stamp Duty

Conclusion

The Madras High Court’s ruling, delivered by Justice N. Anand Venkatesh, affirms the legal principle that property ownership and gift deeds are governed by clear statutory boundaries. By disallowing a mother from cancelling a gift deed made by her deceased husband, the Court has upheld the legal sanctity of a valid and unconditional gift.

This judgment is a cautionary tale for both senior citizens and their children: document intentions clearly, seek legal advice, and understand that emotions do not override explicit legal provisions.

Is RERA a Nationwide Law? Exploring Its Coverage Across India
Property

Is RERA a Nationwide Law? Exploring Its Coverage Across India

Introduction

India’s real estate sector has historically faced severe issues—unregulated growth, delayed possessions, misleading advertisements, and developers operating with impunity. In a bid to protect homebuyers and boost transparency in real estate transactions, the Government of India introduced the Real Estate (Regulation and Development) Act, 2016 (RERA).

This revolutionary law has changed the real estate landscape dramatically. But one question continues to baffle many:

Is RERA applicable all over India?

This blog offers a comprehensive understanding of RERA's nationwide applicability, state-specific implementation, exceptions, and what it means for you as a homebuyer or developer.

People Also Read: What is RERA Act

What is RERA and Why Was It Enacted?

The Real Estate (Regulation and Development) Act, 2016, was enacted to bring order to a largely unregulated sector. Its key goals include:

  1. Protecting homebuyers from fraud and delays.

  2. Making developers accountable through mandatory project disclosures.

  3. Ensuring timely project delivery.

  4. Introducing a dispute resolution mechanism via Appellate Tribunals.

The Act mandates that all real estate projects of a certain size (500 sq. meters or more, or more than 8 apartments) must be registered with a state-specific Real Estate Regulatory Authority (RERA).

People Also Read: RERA Registration Process

The Legal Foundation of RERA: Central Legislation Explained

RERA is a central law passed by the Indian Parliament in 2016. As per Section 1(3) of the Act, the Central Government has the power to notify the date on which the Act will come into force in different states and Union Territories (UTs).

  • Partial enforcement: 1 May 2016

  • Full enforcement: 1 May 2017

It was designed to be implemented across India, but real estate being a subject under the Concurrent List, States have the autonomy to create rules for its implementation.

People Also Read: Everything You Need to Know About RERA Certificates

Does RERA Apply Across All Indian States and UTs?

Legally, yes. RERA is applicable across the entire country.

However, in practice, RERA’s enforcement depends on each State or Union Territory notifying its rules under Section 84 of the Act. Each State is also required to:

  1. Set up a Regulatory Authority.

  2. Establish a Real Estate Appellate Tribunal (REAT).

  3. Create an online portal for project registration and public access to project details.

So while the law applies to all States and UTs in theory, its effectiveness varies by region depending on how well these implementation steps have been followed.

People Also Read: Understanding RERA and How to File a Complaint under RERA

The Role of States in RERA Implementation

Although RERA is a Central law, its successful execution depends on the State Governments taking certain crucial steps:

Responsibility Section Under RERA Description
Rulemaking Section 84 State-specific rules to operationalize RERA
Regulatory Authority Section 20 Oversight body to register and monitor projects
Appellate Tribunal Section 43 To handle appeals from aggrieved parties
Web Portal Section 34 Transparency through online disclosures

 

This structure makes RERA both centralized and decentralized—a national law enforced through state-level mechanisms.

People Also Read: RERA Act Explained: Delayed Possession of Flats

RERA Implementation Status Across India

Here’s a snapshot of the implementation status as of 2025:

State/UT RERA Rules Notified RERA Authority Online Portal
Maharashtra Yes MahaRERA Yes
Karnataka Yes Karnataka RERA Yes
Tamil Nadu Yes TNRERA Yes
Delhi Yes Delhi RERA Yes
Gujarat Yes GUJRERA Yes
Uttar Pradesh Yes UPRERA Yes
Telangana Yes TS RERA Yes
Bihar Yes RERA Bihar Yes
West Bengal Yes (after SC ruling) WBRERA Yes
Nagaland No - -
Arunachal Pradesh No - -
Lakshadweep Yes (via Central rules) - -

 

Key Insight:

Most States and UTs have fully operational RERA systems, while a few North-Eastern States and smaller UTs lag in implementation.

West Bengal and the WBHIRA Controversy

West Bengal presented a special case. Instead of implementing RERA, the State passed its own law in 2017 called the West Bengal Housing Industry Regulation Act (WBHIRA).

Why the Controversy?

  1. WBHIRA replicated many RERA provisions but was viewed as a parallel and conflicting law.

  2. In May 2021, the Supreme Court of India declared WBHIRA unconstitutional, stating that State laws cannot override Central legislation.

  3. Post this ruling, West Bengal adopted RERA, notified the rules, and established the State RERA authority.

This ruling reaffirmed that RERA is supreme and binding across all States and UTs.

People Also Read: Difference Between Rera Registered And Compliant Projects

Are There Projects Exempted From RERA?

Not all real estate projects fall under the purview of RERA. The following are exempted:

  1. Projects with land area less than 500 sq. meters or fewer than 8 apartments.

  2. Projects completed before RERA notification in the State.

  3. Projects involving renovation or redevelopment without new allotments.

  4. Sale of plots where construction is not planned.

  5. Projects under certain government or public agencies.

These exemptions can vary slightly depending on State rules.

People Also Read: All You Need to Know About RERA Maharashtra and the MahaRERA Act

What Happens in States Without Notified RERA Rules?

In rare cases where States or UTs have not notified RERA rules, here’s what happens:

  1. Developers cannot register their projects under RERA.

  2. Homebuyers lose access to RERA’s grievance redressal mechanism.

  3. Buyers may resort to Consumer Forums or civil courts.

  4. For UTs without legislatures (e.g., Lakshadweep), the Central Government's RERA rules apply directly.

As of 2025, this situation applies only to a handful of regions.

Benefits of RERA for Homebuyers and Developers

For Homebuyers:

  1. Mandatory registration of projects ensures transparency.

  2. Access to project details online (plans, approvals, possession date).

  3. Timely possession or compensation in case of delay.

  4. Dedicated platform for complaint filing and dispute resolution.

For Developers:

  1. Credibility boost for RERA-registered builders.

  2. Standardized contracts and legal clarity.

  3. Increased buyer confidence and smoother project funding.

Key Challenges in Uniform RERA Implementation

Despite national coverage, some challenges remain:

  • Lack of awareness among buyers, especially in rural areas.

  • Inconsistent enforcement across States.

  • Delays in setting up tribunals in some States.

  • Conflicts with legacy laws or State-specific real estate norms.

To overcome these issues, awareness drives and stricter Central monitoring are needed.

Latest Developments and Compliance Updates (2025)

  • Maharashtra RERA (MahaRERA) now requires developers to submit quarterly progress reports with drone footage.

  • The Central Advisory Council on RERA held its latest meeting in March 2025 to review compliance gaps.

  • Nagaland and Arunachal Pradesh are under pressure from the Centre to implement RERA by the end of 2025.

  • A proposal is under consideration to integrate RERA data with National GIS mapping for greater transparency.

Conclusion: RERA as a National Framework with Local Impact

To sum it up:

RERA is a Central law and legally applicable all over India.
However, its implementation depends on individual State actions.
Most States and UTs have implemented RERA with working authorities and portals.
A few regions, like Nagaland and Arunachal Pradesh, are still pending.
Homebuyers must check if their project is RERA-registered before investing.
Developers must comply with State-specific RERA rules for registration, updates, and disclosures.

RERA has brought much-needed discipline, accountability, and structure to the Indian real estate sector. It empowers buyers, regularizes builders, and provides a solid dispute resolution platform—all signs of a maturing real estate ecosystem.

Registration Bill 2025: Ushering India’s Century‑Old Property Laws into the Digital Age
Documentation

Registration Bill 2025: Ushering India’s Century‑Old Property Laws into the Digital Age

Introduction: A Historic Legal Makeover for Modern India

For over a century, the Registration Act of 1908 has served as the backbone of property documentation and registration in India. But in today’s digitally-driven world—where land ownership, property deals, and inheritance rights hinge upon robust digital systems—the colonial-era legislation has increasingly shown its age.

On May 27, 2025, the Indian government took a historic step by introducing the Registration Bill, 2025, a forward-looking legislative proposal aimed at replacing the 117-year-old Act. This Bill intends to digitize and harmonize property registration processes across India, streamline administrative procedures, empower citizens, and eliminate corruption-prone loopholes.

Also Check: Registration Bill 2025

Why Replace the 1908 Act?

The Registration Act, 1908 was created in an era when:

  1. Documents were handwritten,

  2. Identity verification was largely verbal,

  3. And storage meant fire-proof boxes, not digital databases.

As India’s real estate market has evolved, so too has the demand for more secure, transparent, and technology-driven registration processes. The increasing reliance on registered documents in courtrooms, financial due diligence, and administrative workflows has made modernisation necessary.

People Also Read: Supreme Court Rules: Unregistered Sale Agreement Invalidates Title, No Shield Against Dispossession

Major Limitations of the 1908 Act

  1. No provision for online registration or Aadhaar verification.

  2. Regional inconsistencies in property-related procedures.

  3. Long processing times and high dependency on manual work.

  4. Vulnerability to fraud, tampering, and loss of records.

The Registration Bill, 2025 is thus a long-overdue upgrade to match India’s ambitions of becoming a globally competitive digital economy.

Constitutional Backing: A Concurrent Subject

Under List III (Concurrent List) of the Seventh Schedule of the Constitution of India, “registration of deeds and documents” is a shared responsibility between the Centre and the States.

Some States (e.g., Maharashtra, Karnataka, Telangana) have already introduced digitized services like:

  1. E-stamping

  2. Electronic conveyancing

  3. Anywhere registration

However, the lack of uniformity across India has caused confusion, inefficiencies, and unequal access. The new Bill proposes to standardize these reforms nationwide.

Key Features of the Registration Bill, 2025

1. Full-Fledged Online Registration

The Bill legalizes:

  1. Electronic document submission

  2. Digital authentication (Aadhaar-based or alternatives)

  3. Online issuance of registration certificates

  4. Digital record maintenance

This enables:

  1. Remote registration from anywhere in India

  2. Quicker turnarounds

  3. Better integration with other databases (land records, corporate registries, etc.)

Implication:

Rural citizens, senior citizens, NRIs, and business owners no longer need to make multiple trips to Sub-Registrar Offices (SROs).

2. Expansion of Compulsory Registration

The 2025 Bill mandates that a wider range of documents be registered, including:

This move enhances:

  • Legal certainty,

  • Prevention of fraud, and

  • Improved land titling.

3. Citizen-Friendly Agreements and Wills

Agreements (Section 32–34):

  1. Standardized templates to minimize legal complexity.

  2. Use of plain language to enhance understandability.

  3. Online agreement registration to reduce travel, especially for leases and property sales.

Wills (Sections 44–49):

  1. Register or deposit a will anytime, from anywhere.

  2. Deposit wills in a sealed envelope.

  3. Fire-proof storage of registered wills for security.

  4. Agents can act on behalf of senior citizens or NRI testators.

Also Check: How To Make A Will In India: A Comprehensive Guide

4. Transparent Rules for Refusals and Appeals

Refusal Grounds (Section 58):

  • Registering officers must cite objective and documented reasons for denial.

Appeals & Remedies (Sections 60–63):

  1. Citizens can appeal registration refusals.

  2. Affected parties can approach the judiciary or the designated Appellate Authority.

Cancellation Provisions (Section 64):

Allows cancellation of registration if:

  1. Document was registered based on fraud,

  2. Provisions were violated, or

  3. Court declares the transaction unlawful.

This ensures transparency while protecting citizens from malicious registrations.

5. Reduced Costs and Time

Fee Rationalization (Sections 70–71):

  1. Only the principal document in a transaction pays full registration fees.

  2. Ancillary documents require nominal or no fee.

  3. Refunds of excess registration fees are permitted.

This structure benefits:

  1. Home buyers executing multiple agreements.

  2. Developers involved in bulk property registrations.

6. Special Provisions for Disadvantaged Citizens

Exemption from Physical Appearance (Section 42):

  1. Available for:

    1. Individuals with disabilities,

    2. People in custody,

    3. Persons exempted under other laws.

  2. Agents or digital means can be used for execution.

Simplified Will Registration:

  1. Testators or their agents can deposit or withdraw wills without judicial delays.

  2. Prevents misplacement or manipulation of last wishes.

7. Empowered Registration Officers with Accountability

The Bill defines:

  1. Appointment of Additional and Assistant Inspectors General of Registration.

  2. Rules on when a Registrar can refuse or cancel a registration.

  3. Natural justice safeguards to avoid misuse.

Objective:

To minimize human discretion and increase accountability.

8. Integration with Digital India Ecosystem

The Bill enables:

  1. Interlinking with land records, PAN databases, Aadhaar, and corporate registries.

  2. Facilitates due diligence, reduces document forgery, and speeds up transactions.

Impact:

  1. Financial institutions can quickly verify ownership.

  2. Lawyers and startups can access authenticated documents.

  3. Citizens get faster mutation and tax records.

Impact on Businesses, Real Estate, and Citizens

 

Stakeholder Impact of the Bill
Citizens Easier access to registration, lower costs, quicker will registration, fraud protection
NRIs Remote execution and authentication possible
Real Estate Developers Streamlined project-level registrations, fee rationalization
Banks & NBFCs Secure document validation for loans and mortgages
Legal Professionals Clear procedural framework, faster case resolution
Governments Centralized data, revenue accuracy, better land governance

 

Registration Bill 2025 vs. Registration Act 1908: Key Differences

 

Feature 1908 Act 2025 Bill
Digital Registration Not permitted Fully enabled
Aadhaar Verification Not supported Supported (with consent)
Online Appeals No clear process Defined appellate system
Document Types Limited Expanded to include new types
Fee Refunds Not provided Allowed for overpayment
Anywhere Registration Not permitted by default Permitted through integration
Will Safeguarding Manual and local Digital + secure deposit options

 

Public Consultation and What Happens Next

The Department of Land Resources (DoLR) has made the draft Registration Bill, 2025 available on https://dolr.gov.in. Citizens, stakeholders, and legal experts have been invited to submit feedback by June 25, 2025.

This public consultation ensures:

  1. Transparency in law-making

  2. Inclusion of citizen voices

  3. Higher acceptance upon implementation

Once enacted, States will be required to either adopt or align their existing amendments with this central law.

Challenges to Anticipate

Despite its many merits, the successful implementation of the Bill depends on:

  • Digital literacy among citizens

  • Infrastructure upgrades in rural SROs

  • Training of personnel for tech-based platforms

  • Cybersecurity protocols to protect sensitive data

The government will need to support this legislative reform with funding, awareness campaigns, and robust grievance redressal.

Conclusion: The Future of Property Registration is Now

The Registration Bill, 2025 represents a transformational leap toward a more modern, transparent, and digital India. By overhauling archaic procedures and embracing technology, the Bill aims to reduce corruption, empower citizens, and fuel economic growth through smoother property transactions.

With clear timelines, cost efficiency, accessibility for the differently-abled, and digital validation, the Bill is more than a legal reform—it’s a digital civil rights charter for land ownership in India.

Everything You Need to Know About RERA Certificates
Property

Everything You Need to Know About RERA Certificates

Introduction

For decades, the Indian real estate market operated with limited regulation. This lack of oversight led to numerous issues—unrealistic project promises, delivery delays, hidden charges, and poor construction quality. As homebuyers and investors continued to fall victim to these malpractices, the Government of India introduced a landmark law—the Real Estate (Regulation and Development) Act, 2016, popularly known as RERA.

At the heart of this Act lies a powerful accountability mechanism: the RERA certificate. Whether you're a developer, real estate agent, or a homebuyer, understanding what a RERA certificate is and how it works is crucial in today’s real estate landscape.

People Also Read: What is RERA Act

What is a RERA Certificate?

A RERA certificate is an official document issued by the State Real Estate Regulatory Authority (RERA) to real estate developers or agents. It confirms that a project or real estate professional has registered under the RERA Act, 2016, and complies with all the required norms and legal procedures.

In simple terms, it means the project is genuine, legally approved, and safe for investment.

People Also Read: RERA Registration Process

Who Needs a RERA Certificate?

1. Real Estate Developers/Promoters

Any developer launching a residential or commercial project over:

  1. 500 sq. meters, or

  2. 8 or more apartments

    must register with the respective state’s RERA and obtain a certificate before selling or advertising.

2. Real Estate Agents

Any agent wishing to facilitate sales for RERA-registered projects must also register themselves and obtain a separate RERA certificate.

3. Homebuyers

While buyers don't need to obtain the certificate themselves, they must verify the RERA status of any project before investing.

People Also Read: RERA Act Explained: Delayed Possession of Flats

Why is a RERA Certificate Important?

1. Transparency

RERA mandates developers to upload complete project details on the state RERA portal, including layout plans, carpet area, timelines, legal approvals, and financials.

2. Legal Compliance

A RERA certificate ensures that the project complies with:

  1. Municipal building codes

  2. Zoning laws

  3. Environmental clearances

  4. Fire safety approvals

3. Protection of Buyers’ Interests

The Act enforces strict adherence to promised timelines, construction quality, and project deliverables. It prohibits misuse of buyer funds.

4. Effective Dispute Resolution

Buyers can file complaints with the RERA authority or RERA Appellate Tribunal for quick redressal.

5. Credibility for Developers and Agents

A RERA-certified developer is perceived as more trustworthy, thus attracting more genuine buyers and investors.

People Also Read: Understanding RERA and How to File a Complaint under RERA

Key Features of a RERA Certificate

Feature Description
Legally Mandatory Cannot advertise, sell, or book units without registration
Public Information Access All project details are publicly available on state RERA websites
Escrow Mechanism 70% of buyers’ funds must go into a dedicated project account
Quarterly Disclosures Developers must update construction and financial status quarterly
Standard Definitions Terms like "carpet area" are clearly defined to avoid misinterpretation
Penalties for Violation Up to 10% of project cost in fines or imprisonment up to 3 years

 

How to Get a RERA Certificate (Step-by-Step Guide for Developers & Agents)

Step 1: Visit the State RERA Portal

Each state has its own RERA portal. For example:

  1. Maharashtra: maharera.mahaonline.gov.in

  2. Delhi: rera.delhi.gov.in

  3. Karnataka: rera.karnataka.gov.in

Step 2: Register as Promoter or Agent

Choose your role—Promoter (Developer) or Real Estate Agent. Fill in:

  1. Name, contact, email

  2. PAN/Aadhaar

  3. Company details (if applicable)

Step 3: Fill Out the Application Form

You’ll need to provide detailed information like:

  1. Project name and location

  2. Land ownership documents

  3. Layout and design plan

  4. Completion timeline

  5. Regulatory approvals

  6. Past project history (if applicable)

Step 4: Upload Required Documents

For Developers:

  1. Title deed

  2. Approved layout/building plan

  3. Land use permission (CLU)

  4. NOCs (fire, environment, airport, etc.)

  5. PAN & Aadhaar

  6. Developer’s photographs

For Agents:

  1. Business registration documents

  2. Income tax returns

  3. Photographs and identity proofs

  4. Office address proof

Step 5: Pay the Registration Fee

Fees vary based on:

  1. Land area

  2. Type of project (residential/commercial)

  3. Location (urban/rural)

Payments are made online, and a receipt is generated.

Step 6: Submit the Application

Once everything is complete, submit your application. You’ll receive an acknowledgment number for future tracking.

Step 7: Scrutiny and Clarification

The RERA Authority examines:

  1. Document accuracy

  2. Legal approvals

  3. Financial stability of promoter

They may ask for clarifications or additional submissions.

Step 8: Certificate Issuance

Once approved, your RERA Certificate will be issued and can be downloaded from the portal.

People Also Read: Difference Between Rera Registered And Compliant Projects

How to Check if a Project Has a Valid RERA Certificate

Step-by-Step Verification:

  1. Visit the official RERA portal for the respective state.

  2. Navigate to “Search Registered Projects/Agents.”

  3. Enter:

    1. Project name

    2. Developer/Promoter name

    3. Registration number

  4. Click “Submit”

  5. Review details:

    1. Validity of RERA certificate

    2. Construction status

    3. Complaints filed (if any)

    4. Project milestones

Always verify before signing any agreement or making payments.

People Also Read: All You Need to Know About RERA Maharashtra and the MahaRERA Act

Consequences of Non-Compliance with RERA Registration

For Developers:

  1. Fine up to 10% of estimated project cost

  2. Imprisonment up to 3 years

  3. Revocation of registration

For Agents:

  1. Fine of ₹10,000/day for every day of non-compliance

  2. Permanent blacklisting or suspension

For Buyers:

  • If the project is not RERA-registered:

    1. You cannot file complaints under the RERA Tribunal.

    2. You risk losing your investment.

People Also Read: Facing Delays in Property Possession? Know Your Legal Options

Benefits of RERA Certificate for Homebuyers

Benefit Description
Genuine Projects Validates that the project is legal and not unauthorized
No Hidden Clauses Full disclosure of project plans, timelines, builder reputation
Compensation Rights Right to claim refund, interest, or compensation for delay
Access to Legal Remedy Can file complaint with RERA Authority or Appellate Tribunal
Standardized Measurements "Carpet area" is now uniformly defined
Real-Time Updates Buyers can track project progress online

 

Benefits of RERA Certificate for Developers and Agents

Benefit Description
Enhanced Market Reputation Increases trust and credibility
Faster Sales Homebuyers prefer RERA-certified projects
Streamlined Workflow Systematic process reduces delays and cost overruns
Dispute Protection Reduces chances of legal disputes and ensures resolution within timeframes
Access to Finance Banks and NBFCs prefer to lend to RERA-certified projects

 

Common Mistakes to Avoid While Applying for RERA Certificate

  1. Submitting incomplete documents

  2. Ignoring state-specific RERA rules

  3. Mentioning incorrect land ownership details

  4. Missing important NOCs

  5. Not disclosing past project failures

Tip: Always consult a real estate legal expert or use professional services to complete your application properly.

RERA Certificate Validity and Renewal

  1. A RERA certificate is valid till the completion date mentioned in the application.

  2. For delays, developers must apply for an extension.

  3. Failure to renew may lead to automatic project cancellation.

State-Wise Differences in RERA Rules

While the core law is central, implementation is state-specific. Some key differences include:

State Unique Feature
Maharashtra (MahaRERA) Fully digital; top-rated for transparency
Karnataka (RERA Karnataka) Requires regular audit reports
Uttar Pradesh (UP RERA) Has a strong complaint redressal mechanism
Delhi Allows third-party complaints and dispute resolution

 

Key Legal Provisions Related to RERA Certificate

Section Provision
Section 3 Mandatory registration before promotion or sale
Section 4 Application process and documents required
Section 5 Grant or rejection of registration
Section 11 Disclosure obligations on developers
Section 18 Right to refund, interest, and compensation
Section 59-71 Penalties, offences, and adjudication

 

Conclusion

A RERA certificate is your first shield against real estate fraud. It transforms uncertainty into confidence—whether you're building, selling, or buying property.

For developers and agents, it’s more than just a legal formality—it’s a statement of professionalism and transparency.

For buyers, it’s your only guarantee that the project is genuine, monitored, and protected by law.

  • Before you invest, verify.
  • Before you sign, check RERA.
  • Before you trust, demand the certificate.
Landmark SC Ruling Grants Divorced Wife ₹75,000/Month and House: Major Shift in Alimony Laws
Divorce

Landmark SC Ruling Grants Divorced Wife ₹75,000/Month and House: Major Shift in Alimony Laws

In a major judgment that will impact divorce laws across India, the Supreme Court has significantly increased the monthly alimony for a divorced but unmarried woman from ₹20,000 to ₹50,000. The Court also ruled that the woman will receive a 5% increase in this amount every two years to adjust for inflation. In addition, the woman will get full ownership of the house she shared with her ex-husband.

This decision was given in the case of Rakhi Sadhukhan vs. Raja Sadhukhan and is now seen as a turning point in how courts decide alimony and maintenance matters in India.

People Also Read: New Rules For Divorce In India 2024: A Comprehensive Guide

Why This Judgment Matters

Before this ruling, many alimony payments did not keep up with rising living costs. Women who were financially dependent on their husbands often received low maintenance amounts that were not enough to support the lifestyle they had during marriage. This judgment changes that by:

  1. Increasing the monthly alimony to a more reasonable figure

  2. Including automatic increases every two years

  3. Giving long-term residential security through property transfer

It sends a strong message that divorced spouses, especially women who stay unmarried, deserve financial stability and dignity after separation.

People Also Read: How To Apply For Divorce

The Story Behind the Case

Timeline:

  1. Married in: 1997

  2. Separated in: 2007

  3. Divorce finalized in: 2019

Rakhi Sadhukhan had been fighting a legal battle for over 17 years. Initially, she was awarded ₹8,000/month as interim maintenance in 2010. This was increased to ₹20,000/month by the Calcutta High Court in 2016. But Rakhi argued that this amount was still too low, especially considering inflation and her standard of living during the marriage.

Her ex-husband, Raja Sadhukhan, claimed that he had limited income, responsibilities from a second marriage, and elderly parents to support. He also argued that their son, now an adult, was no longer dependent.

People Also Read: Comprehensive Guide to Divorce Documents in India: A Step-by-Step Approach

What the Supreme Court Decided

The Supreme Court reviewed all the facts and gave a clear, strong judgment:

  1. Monthly Alimony Raised to ₹50,000: This is more than double the previous amount.

  2. 5% Increase Every 2 Years: To adjust for inflation and rising costs of living.

  3. Home Ownership Given to Wife: The court ordered that the shared flat must be transferred to Rakhi’s name. The husband must also clear any outstanding home loan.

This combination of regular payments and property ownership ensures that Rakhi will have both income and a place to live, offering her long-term security.

People Also Read: Fastest Divorce Process : How To Get A Quick Divorce

Court’s Stand on Standard of Living

The court said that alimony is not just about survival. It should reflect the lifestyle the wife had during the marriage. This means courts must consider:

  1. Quality of home

  2. Healthcare access

  3. Social and travel habits

  4. Educational and personal development opportunities

This marks a shift in mindset: from viewing alimony as a handout to treating it as a way to maintain continuity in lifestyle.

People Also Read: Grounds of Divorce for Husband in India

Income Will Be Examined Closely

The court also made it clear that the paying spouse’s entire financial history will now matter. This includes:

  1. Current salary

  2. Past earnings

  3. Undeclared income

  4. Investments and assets

The husband’s excuse of a second marriage and aged parents was rejected. The court said that remarriage cannot be used to reduce support to the first wife.

This ensures fairness and stops people from hiding income to avoid paying fair alimony.

Inflation-Linked Alimony: Why It Matters

A major highlight of the judgment is the 5% hike in maintenance every two years. This is important because:

  1. Traditional alimony amounts remained fixed

  2. Cost of living keeps rising

  3. Going back to court for revisions is time-consuming

Now, the increase is automatic. This provides security and avoids future legal battles.

People Also Read: Alimony Explained How To Calculate Alimony Maintenance In India

Property Instead of Monthly Payments

Another big takeaway is that the court allowed property to be used as part of the alimony. The marital home will now belong to the wife. This helps:

  1. Avoid monthly payment issues

  2. Ensure long-term shelter

  3. Reduce stress and court follow-ups

This idea could become more common in future divorce settlements, especially in big cities where rents are high.

People Also Read: In a historic judgement, Supreme Court provides guidelines for deciding compensation and maintenance in matrimonial cases

Encouraging Quick Settlements

This case shows that long court battles can backfire. Initially, Rakhi got ₹8,000/month. Over the years, this was increased to ₹75,000/month when the husband failed to appear in court in 2023.

This shows that delays can lead to higher financial burdens. It also encourages both parties to settle early and fairly.

Maintenance vs. Inheritance

The court also made an important point: maintenance and inheritance are not the same. Divorce does not affect a child’s right to ancestral property.

This clarity helps avoid confusion and protects children’s future rights.

People Also Read: Understanding the Legal Rights of Women in Divorce Cases in India

Impact on Future Divorce Cases

This ruling will change how alimony is awarded in India:

  1. Standard of living will be the key factor

  2. Past and present income will be examined in detail

  3. Inflation-linked increases may become standard

  4. Property can be awarded instead of or in addition to monthly cash

Women who were underpaid in previous cases may now have a stronger case to request fairer terms.

People Also Read: Permanent and Interim Maintenance in Void Marriages: Legal Rights & Provisions

Final Thoughts

The Supreme Court’s decision in this case is a big step toward fairness in divorce settlements. It recognizes the years that many women dedicate to their families without earning income, and ensures that they are not left without support after a marriage ends.

This case is not just about one woman. It’s about setting a new standard—one where financial dignity after divorce is not optional, but necessary.